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HomeMy WebLinkAbout2014-06-03 Planning Board Minutes PLANNING BOARD Peovtd 1, Meeting Minutes "1 1 June 3, 2014 (�I Town Hall, 120 Main Street 7:00 PM 1 Present: R. Rowen, L. Rudnicki, L. McSherry, D. Kellogg, M. Colantoni, J. Simons (arrived at 2 8:00 pm) 3 Absent: 4 Staff Present: C. Bellavance, J. Enright 5 6 Meeting began at 7:00 pm. 7 8 LOT RELEASE 9 Rocky Brook Estate II, Peter Breen: Request for Lots 1, 2, 3, and 4 to be released. 10 C. Bellavance: The road is constructed to binder coat and there is a bond in place. The 11 developer has requested the remaining four lots to be released so that construction can begin. 12 MOTION 13 A motion was made by D. Kellogg to release lots 1, 2, 3, and 4 for Rocky Brook Estates II. The 14 motion was seconded by L. Mc Sherry. The vote was unanimous, 5-0 in favor. 15 16 BOND RELEASE 17 110 Sutton Street: Request for release of remaining $2,500 performance G bond plus 18 accumulated interest. 19 C. Bellavance: The applicant has been before the Board previously and received a partial bond 20 release. There was some outstanding landscaping that needed to be completed. 21 BOARD: Reviewed the original lan and a sketch of the intended landscape area between the plan p 22 building and Sutton Street. The Plans indicate a loom and seeded area from the berm along 23 Sutton Street to the building and shrubs/trees planted along the building. 24 Bob Carberry, property owner: There was a request made to the Town Planner to replace the 25 seeded area with crushed stone and she led us to believe that it was ok. In December half the 26 bond money was released and the remainder was to be requested after the landscaping was 27 complete. A couple weeks after that meeting there was a discussion with the Town Planner and 28 she was ok with placing the plantings in the berm along Sutton Street because the area could be 29 used for overflow parking for the family. 30 L. Rudnicki: Stated her recollection was that the project representative at the hearing said that the 31 plantings were not completed because of a budget shortfall, not because of winter conditions. 32 There was a request to downsize the landscaping at that meeting, but there was no discussion 33 about putting the parking that was on the plan to be removed back in. In fact, the Board stated 34 we did not want a little row of plantings like what is presented. The crushed stone was already 35 installed at the time of the last meeting. We were willing to make a concession on the planting 36 beds, but not for a little planting row. The approval of the project included a plan to break-up the 37 building façade. What is there now is clearly not breaking up the façade. Now there is parking 38 in front that was not approved, but rather was on the Plan to be removed. 39 R. Rowen: The fact that you are using the area for parking is not fair and is not what was 40 approved. 41 B. Carberry: Stated he watched the meeting video and that he spoke with the Planner to get 42 clarification on the direction from the Board. She said a half dozen of plantings in the berm were 1 PLANNING BOARD Meeting Minutes June 3, 2014 Town Hall, 120 Main Street 7:00 PM 43 fine. It is not every day parking. The picture shows that it is an area that could be used for that, 44 if necessary. 45 R. Rowen: The money is not going to be given back tonight. Requested that the video of the 46 previous meeting be reviewed and to determine if there are any records of what the Town 47 Planner may have said and go from there. The spirit of what was approved and what we ended 48 up with are two different circumstances. 49 50 ANR 51 Appleton Street, Map 65 Lot 7: Proposal to create two lots from one existing lot. 52 C. Bellavance: This ANR Plan was submitted on May 21, 2014. The applicant is seeking to 53 waive Subdivision Rules and Regulations as they would apply to this property. The request is to 54 divide the one lot into two lots. The Plan is showing frontage on Appleton Street. 55 R. Rowen: Was any of the land for these two lots included in the Regency Place subdivision? 56 C. Bellavance: This is a separate lot from Regency Place. 57 R. Rowen: This ANR is being proposed with frontage on Appleton Street. When the Regency 58 Place subdivision was under review we specifically wanted Appleton St. to continue all the way 59 through to Pine Ridge Road and we were told it could not be done, it is impossible to build that 60 road. We approved the subdivision for Regency Place. That being the case, if it cannot be built 61 then Appleton Street is not a road and they do not have frontage. So, it is not an ANR. It 62 certainly is not a road on the ground. 63 C. Bellavance: From what I understand, the engineer for Regency Place said the grade was too 64 significant to access through Appleton Street. There is no one here to speak for the applicant. 65 The applicant's attorney said this morning on a phone call that they are willing to withdraw and 66 come back to another meeting to discuss it. 67 MOTION 68 A motion was made by D. Kellogg to allow the applicant to Withdraw without prejudice. The 69 motion was seconded by M. Colantoni. The vote was unanimous, 5-0 in favor. 70 R. Rowen: Our position is that this is not an ANR because there is no road. 71 72 PUBLIC HEARINGS 73 NEW PUBLIC HEARING, 1632 Osgood Street: Applicant proposes conversion of existing 74 space to performing arts center in the Industrial 2 Zoning District (I2) and in the Osgood Smart 75 Growth Overlay District. 76 C. Bellavance: This is an application for a project under the Osgood Smart Growth Overlay 77 District(OSGOD). The underlying zoning is I2. Within this district a performing arts center is 78 allowed through a Special Permit for Use. The Planning Board is the Plan Approval Authority 79 (PAA) for the OSGOD district. The building for the proposed theater is to the rear and right of 80 the former main Lucent building. 81 Charles Gracy, Artistic Director for ACT. The theater would occupy the middle section of this 82 existing building. One side has a blacksmith business and the other side a woodworking 83 business. There are performances that are mostly done on weekend afternoons and nights. 84 There are also classes, workshops, scene building, and rehearsals that occur mostly evenings and 85 weekend days, but there are some children programs after school hours. 2 PLANNING BOARD Meeting Minutes June 3, 2014 Town Hall, 120 Main Street 7:00 PM 86 Matthew Juros, Architect: The occupant load is 240 people. There will be non-fixed seating for 87 167 people. Based on the occupant load there is a requirement for 60 parking spaces with 3 88 handicap accessible spaces. Provided an overview of the signage, way-finding from Rt. 125, and 89 parking area. There are hundreds of parking spaces available. There is no restriction from the 90 landlord for a specific square footage of parking area. 91 C. Bellavance: Jerry Brown, Inspector of Buildings, has reviewed the parking analysis and he 92 works with Ozzy Properties to ensure the parking is suitable. 93 BOARD: General discussion surrounding the occupant numbers submitted on the plans and the 94 bylaw requirements. 95 M. Juros: The plan will need to be revised based on a meeting held with Jerry Brown and the 96 Plumbing Inspector. The occupant load was backed into using the number of people that we 97 could provide toilets for. This was the limiting factor. Submitted an addendum that shows the 98 recalculation of the occupant load, the building code summary, and the summary of the zoning 99 code. 100 R. Rowen: What type of interior work will need to be done? 101 M. Juros: Reviewed the interior layout plan. The non-fixed seating allows for a variety of 102 different types of productions. The stage is on the same level as the seating. There is no 103 structural change to the outside of the building. The exit doors will be modified to add proper 104 hardware and one door will be added. The building has a sprinkler system. The utilities to the 05 building are presumed to be sufficient. _06 C. Bellavance: Is there a crosswalk from the parking lot to the front door? 107 C. Gracy: I believe there is an existing crosswalk. There is a paved parking lot. 108 R. Rowen: It may require some crosswalk striping and parking striping. I think we all agree that 109 it is an appropriate Use. A draft Decision can be prepared for the next meeting. 110 111 NEW PUBLIC HEARING, 500 Great Pond Road: Applicant seeks approval for a practice 112 facility and parking lot expansion within 100' of a Bordering Vegetated Wetland and within the 113 General and Non-Disturbance Zones of the Watershed Protection District. 114 C. Bellavance: The applicant is the North Andover Country Club. They would like to expand 115 their parking lot and replace a putting green. The project is within the Watershed Protection 116 District. 117 Scott Cameron, Morin-Cameron Group: This project is under review by L. Eggleston and is 118 before the Conservation Commission. Provided an overview of the project scope, wetland 119 locations, distance to the Lake, and Zone A area. Currently most of the stormwater from the 120 parking area sheet flows directly to the street and directly to the wetlands. The upper parking 121 area drains to a small detention area. There is very little stromwater infrastructure on the 122 property currently. The main concern on the site is the parking. It backs up onto the street 123 during functions. There are often 15-20 cars parked along the shoulder of the street which 124 constricts the flow of traffic on the road (submitted 2 photos of on-street parking). The goal of 125 this project is get the parking off the street and into a designated parking area. The proposal also 126 includes adding a fourth paddle court, a small practice chipping area, adding a formal curb cut to 27 improve the flow on and off the property, adding four parking spaces on the street, and a cart 28 parking area and cart path. The four street parking spaces are in the Right-Of-Way (ROW) and 3 PLANNING BOARD Meeting Minutes June 3, 2014 Town Hall, 120 Main Street 7:00 PM 129 this request will go before the Board of Selectmen on June 9, 2014 for their approval. The soil is to try to slow the stormwater runoff down, recharge it very adverse. The focus s it, 130 conditions are ve y g Y 131 clean it up, and before it gets to the wetland make sure it is significantly better than in the 132 existing condition. The stormwater management plan is currently under L. Eggleston's review. 133 A site visit was conducted with L. Eggleston, Gene Willis, and Jennifer Hughes. G. Willis is in 134 favor of this project and we will work to get a letter of recommendation from him. There will be 135 a significant increase in the quality of runoff from the property. Overall there is currently about 136 10% cleanup of the runoff in the existing conditions. After this project we will be in exceeding 137 80%renovation of the stormwater runoff plus mitigation so that there will not be an increase in 138 the amount of runoff. The net increase in pavement is approximately 7,000 sq. ft. We will treat 139 100% of pavement, existing and proposed. Approximately 1,000 sq. ft. of pavement has been 140 pulled away from the wetland on the left side of the plan to provide more of a buffer to that 141 wetland. 142 R. Rowen: We will wait until next meeting for L. Eggleston's feedback. 143 144 John Simons arrived (8:00 pm) 145 146 DISCUSSIONS 147 1046 Great Pond Road: Discussion on potential subdivision alternatives for existing houses on 148 lot. 149 John Smolak, Attorney for Ruddick Realty Trust: We requested this meeting for informal 150 meeting regarding lotting of the existing property at 1046 Great Pond Road. The property is a 151 little larger than 6 acres. For the past 1 '/2 - 2 years the property owner has tried to market the 152 property as an estate and has had no luck selling it as a single property. They have asked us to 153 see how the property may be divided to make it more saleable while at the same time trying to 154 maintain the integrity and the look from Great Pond Road. The Trust is not interested in 155 increasing density. There are four existing structures on the property. The ZBA approved a 156 garage to be converted to a family suite in 2008. Displayed a locus plan and two alternatives for 157 dividing the existing lot into three lots. One alternative is to create a Definitive Subdivision Plan 158 which would create frontage for two of the lots. The other alternative is to create three separate 159 lots. One of these lots would require a variance from frontage and a lot width variance from the 160 ZBA and Planning Board approval. Each alternative includes relocating one structure on the 161 property and removing one structure from the property. 162 Phil Christiansen, Christiansen and Sergi: The main estate will remain where it is and look the 163 same. The relocated house will be closer to the street than it is currently. The main driveway 164 will remain the same and a new driveway will be added for the relocated house. 165 D. Kellogg: Who will own the area in the upper right corner? 166 P. Christiansen: That would be a roadway even though waivers for construction would be 167 requested. 168 BOARD: Consensus is that the Definitive Subdivision Plan creates less conflict with zoning and 169 has fewer variance requirements. 170 R. Rowen: What are the features of the land to the left of the property? 171 P. Christiansen: It is a meadow area down to the lake. 4 • PLANNING BOARD Meeting Minutes June 3, 2014 Town Hall, 120 Main Street 7:00 PM 172 L. Rudnicki: Stated she would prefer to not have another driveway onto Great Pond Road. 173 P. Christiansen: Will look at alternatives, but common driveways can only serve two lots. 174 175 555-575 Turnpike Street, Chestnut Green: Request for Site Plan Review Waiver. Proposal to 176 add 9 parking spaces to the side of one of the office buildings. 177 C. Bellanvance: Hillside Road has been closed off to Turnpike Street and a turn-around area has 178 been constructed at the closed off end of the road. The applicant would like to create nine 179 parking spaces pulled in off of that turnaround and is looking to get a waiver from Site Plan 180 Review. 181 BOARD: Consensus is that the Plan shows the parking spaces within the roadway easement. 182 One of which is actually in the Right-Of-Way. There would also be an impact to abutters and 183 they would need to be noticed. 184 C. Bellavance: The applicant felt that they could put five spaces in without coming to the Board 185 and they hoped they could get a waiver for nine. A letter was sent informing them that this 186 request would go before the Planning Board and they have not responded. 187 J. Simons: They could not add five spaces because they are encroaching on the roadway 188 easement. 189 MOTION 190 A motion was made by M. Colantoni to not waive Site Plan Review for additional parking 91 spaces at Chestnut Green. The motion was seconded by D. Kellogg. The vote was unanimous, 92 6-0 in favor. 193 194 MEETING MINUTES 195 Approval of May 6 and May 20, 2014 meeting minutes. 196 MOTION 197 A motion was made by L. Rudnicki to approve the May 6, 2014 meeting minutes as amended. 198 The motion was seconded by L. McSherry. The vote was unanimous, 6-0 in favor. 199 MOTION 200 A motion was made by L. Rudnicki to approve the May 20, 2014 meeting minutes. The motion 201 was seconded by L. McSherry. The vote was unanimous, 6-0 in favor. 202 203 MISCELLANEOUS 204 J. Simons recommended that work begin on a Zoning amendment for a new district for the High 205 Street mill area. Other town bylaws should be researched to determine if other Mill Districts 206 exist. 207 208 ADJOUNMENT 209 MOTION 210 A motion was made by D. Kellogg to adjourn the meeting. The motion was seconded by R. 211 Rowen. The vote was unanimous, 6-0 in favor. 212 -13 The meeting adjourned at 8:25 pm. 14 5 PLANNING BOARD Meeting Minutes June 3, 2014 Town HaII, 120 Main Street 7:00 PM 215 MEETING MATERIALS: Agenda, 110 Sutton Street: Original Site Plan dated 3/6/2014, Arch 216 Rendering Sketch Plan, 4 property photos; Appleton Street: Form A Application for Approval 217 not Required, Form A Plan dated 5.15.14, 2 MIMAP photos, 4 property photos, Section III 218 Subdivision Rules and Regulations; ACT Theater: Letter from G. Brown dated 5/7/2014 re 219 Parking Analysis, Act Theater Co. Zoning Code Summary for Act Theater Co and Code 220 Summary for Act Theater Co from Fishbrook Design Studio Matthew Juros, aerial photo, 3 221 property photos, Act Theater building plans dated 4/26/14, signage and traffic/parking plan; 500 222 Great Pond Road: Project summary narrative dated 5/1/14, Site Plan Review application, 223 Watershed Special Permit Application, 2 photos of existing parking conditions, Eggleston 224 Environmental review comments letter dated 5/14/14, Letter from Gene Willis dated 5/23/14, 225 Site Plans dated 5/1/14; 1046 Great Pond Road: email correspondence from J. Smolak dated 226 5/27/14, Existing Conditions Plan, Proposed Lotting Alternative 1 and Alternative 2, Lotting 227 Sketch 1 and Sketch 2, 2 MIMAP photos; 555-575 Turnpike Street Chestnut Green: Site Plan of 228 Land dated 2/7/14, 2 aerial photos; Draft meeting minutes 05/6/2014 & 05/20/2014. II 6